2967 Peacock St · Fayetteville, NC 28348

$184,900

3 bd · 2.0 ba · 1,179 sqft · SingleFamily public records · 143 Days on market

Built 1990 9,148 sqft lot Est $204k · 9% under

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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).

• Cash flow +13.2/30.0
• ARV discount +11.7/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath brick home offering nearly 1,200 square feet of well-maintained living space on a spacious . 21-acre lot with no HOA. Currently used as a primary rental residence, this home can be move-in ready with short notice for a new owner. A great opportunity for buyers seeking comfort, space, and flexibility—reach out for more information.

Key facts

• 9,148 sq ft lot
• Garage
• Built 1990

Property features AI

Finance

• Other: Property type: Single Family Residence; Zoning: Residential Single Family
• Financial info: No additional financial details provided
• HOA & community: No association amenities

Exterior

• Parking: Attached garage (1 garage space total); Concrete parking surfaces; Total of 1 parking space
• Security: No security features listed
• Utilities: Public water; Utilities: See remarks
• Home design: Single-family residential home; One level
• Construction: Brick construction; Composition roof; Slab foundation; Built on a 0.21-acre lot (approx. 72 x 125)
• Exterior features: Front porch; Rear porch; Has a view; Paved road access (city street and state road)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating with heat pump
• Interior features: Ceiling fan(s); Electric water heater
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-3 ($-34/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (19.7% below list).
• Recommended offer: $149k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising fast (+4.3%/yr); 317 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $70k; list at $185k implies a 164% gain — meaningful room to come down on a strong offer.

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 $148,550 (19.7% 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 143 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $203,967
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2958 Peacock St	0.06mi	3/2.0	1,193 (+1%)	1mo	$190,000	$159	95
2951 Peacock St	0.08mi	3/1.5	1,210 (+3%)	6mo	$165,000	$136	84
3319 Vardaman Ave	0.20mi	3/2.0	1,078 (-9%)	7mo	$201,000	$186	71
2935 Peacock St	0.16mi	3/2.0	1,027 (-13%)	8mo	$178,000	$173	64
3412 Crosswinds Dr	0.42mi	3/2.0	1,280 (+9%)	3mo	$205,000	$160	64
3014 Akron Dr	0.62mi	3/2.0	1,168 (-1%)	8mo	$195,000	$167	63
528 Bellgrove Dr	0.46mi	3/2.0	1,299 (+10%)	2mo	$249,000	$192	60
3466 Legion Rd	0.58mi	3/2.0	1,098 (-7%)	5mo	$192,350	$175	57
802 Algood Ave	0.67mi	3/2.0	1,228 (+4%)	10mo	$191,000	$156	54
792 Algood Ave	0.61mi	3/2.0	1,074 (-9%)	6mo	$210,000	$196	52
425 Scipio Ct	0.57mi	3/1.0	1,291 (+10%)	9mo	$247,900	$192	46
816 Algood Ave	0.74mi	3/1.0	1,260 (+7%)	11mo	$190,000	$151	41

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.45×
• Total profit: $-28,246
• Equity at exit: $27,569

10-year hold

• IRR: -4.7%
• Equity multiple: 0.67×
• Total profit: $-16,832
• Equity at exit: $15,987

Cash invested: $51,772 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$970
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-3

Break-even live

Break-even rent $1,489

Max offer price $184,396

Occupancy floor 95%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Directive Dr Hope Mills, NC	2.0	2.0	1307	$1,275	$0.98	13d	1	0.16mi
505 Directive Dr Hope Mills, NC	2.0	2.5	1254	$1,495	$1.19	23d	1	0.16mi
408 Sheila St Hope Mills, NC	3.0	1.0	1064	$1,150	$1.08	23d	1	0.17mi
575 Countrytown Dr Hope Mills, NC	2.0	2.0	800	$1,325	$1.66	23d	1	0.43mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	23d	9	0.53mi
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	13d	1	0.89mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	23d	1	0.92mi
2253 Rustic Trl Fayetteville, NC	3.0	2.5	1130	$1,295	$1.15	13d	1	0.93mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	23d	1	0.98mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	23d	1	0.98mi
2910 Dunebuggy Ln Fayetteville, NC	2.0	2.0	800	$800	$1.00	23d	1	0.99mi
707 Veda St Unit B Fayetteville, NC	3.0	1.5	1279	$1,250	$0.98	23d	1	1.18mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	23d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $184,900 Active 143 DOM
2. 2026-06-17
   days on market $184,900 Active 142 DOM
3. 2026-06-16
   days on market $184,900 Active 141 DOM
4. 2026-06-15
   days on market $184,900 Active 140 DOM
5. 2026-06-14
   days on market $184,900 Active 138 DOM
6. 2026-06-13
   days on market $184,900 Active 137 DOM
7. 2026-06-10
   days on market $184,900 Active 135 DOM
8. 2026-06-09
   days on market $184,900 Active 134 DOM
9. 2026-06-08
   days on market $184,900 Active 133 DOM
10. 2026-06-07
    days on market $184,900 Active 132 DOM
11. 2026-06-03
    days on market $184,900 Active 128 DOM
12. 2026-06-02
    days on market $184,900 Active 127 DOM
13. 2026-06-01
    days on market $184,900 Active 126 DOM
14. 2026-05-31
    days on market $184,900 Active 125 DOM
15. 2026-05-30
    days on market $184,900 Active 124 DOM
16. 2026-01-26
    listed $184,900 Active
17. 2025-03-30
    listed $198,000 Active
18. 2006-02-24
    soldstatus $70,000
19. 1993-11-02
    soldstatus $62,000

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/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: $17,826
• − Mortgage interest: −$10,357
• − Property taxes: −$1,557
• − Insurance: −$924
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$5,379
• Taxable loss: −$3,244
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $744/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): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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 0.67)
• Race & ethnicity: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+198.2% since first listed

4 events — show timeline

• 2026-01-26 Listed $184,900 Hive MLS
• 2025-03-30 Listed $198,000 LPRMLS
• 2006-02-24 Sold (Public Records) $70,000 Public Records
• 1993-11-02 Sold (Public Records) $62,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,557 · +53.7% YoY. Source: county tax records.