332 Wood Valley Ln · Rockfish, NC 28376

$279,900

3 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 51 Days on market

Built 2007 Est $277k · at est.

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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 +14.7/30.0
• ARV discount +7.0/15.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a quiet, established neighborhood, this charming 3-bedroom, 2-bathroom ranch with 2 car garage, offers the perfect blend of comfort and convenience. The interior has been freshly painted throughout (with the exception of the bonus room), providing a clean, movein-ready canvas for its next owners. The living room featuring a warm cozy fireplace, perfect for chilly evenings. The heart of the home boasts a functional kitchen with plenty of counter space and an adjacent dining area for easy meal times. The Master bedroom serves as a private retreat, complete with a dedicated en suite and spacious walk-in closet. A laundry room is strategically located just off the living room for max

Key facts

• Functional kitchen
• Adjacent dining area
• Dedicated en suite

Tags

• FRESHLY PAINTED INTERIOR
• WARM COZY FIREPLACE
• FUNCTIONAL KITCHEN
• ADJACENT DINING AREA
• PRIVATE RETREAT
• DEDICATED EN SUITE

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single family residence; Residential property in the POTTERS RIDGE subdivision
• Construction: Brick veneer and vinyl siding
• Exterior features: Deck; Privacy fencing

Interior

• Kitchen: Refrigerator; Microwave; Range
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Double vanity; Eat-in kitchen; Walk-in closet(s); Gas log fireplace
• Laundry & utility: Washer hookup on main level; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $73 ($877/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (19.9% below list).
• Recommended offer: $224k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Rockfish — 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 71/100 on livability (#108 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scurlock Elementary (math 36% / reading 34%, grade F, #825 of 1,410 statewide, top 59%, 619 students, 100% FRL); Sandy Grove Middle (math 32% / reading 44%, grade F, #251 of 475 statewide, top 54%, 645 students, 99% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 575 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $167k; list at $280k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $224,248 (19.9% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.80% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $276,668
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
878 Wicklow Ln	0.64mi	3/2.0	1,725 (+2%)	4mo	$287,990	$167	63
269 Crowville St	0.52mi	3/2.5	1,805 (+7%)	1mo	$299,499	$166	61
130 Sweetgum Ct	0.50mi	3/2.0	1,921 (+14%)	1mo	$315,000	$164	52
283 Crowville St	0.52mi	4/2.0 (+1)	1,866 (+11%)	1mo	$302,099	$162	52
588 Wicklow Ln	0.65mi	3/2.0	1,518 (-10%)	4mo	$279,990	$184	50
754 Wicklow Ln	0.65mi	3/2.0	1,518 (-10%)	4mo	$274,990	$181	50
354 Sacksonia St	0.64mi	3/2.0	1,863 (+10%)	4mo	$299,898	$161	49
122 Spring Valley Dr	0.75mi	3/2.0	1,512 (-10%)	4mo	$259,000	$171	44
464 Wicklow Ln	0.64mi	4/2.5 (+1)	1,925 (+14%)	3mo	$304,990	$158	37
909 Wicklow Ln	0.64mi	4/2.5 (+1)	1,925 (+14%)	4mo	$304,990	$158	36
634 Wicklow Ln	0.64mi	4/2.5 (+1)	1,925 (+14%)	4mo	$297,990	$155	36
932 Wicklow Ln	0.64mi	4/2.5 (+1)	1,925 (+14%)	4mo	$297,990	$155	36

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-43,225
• Equity at exit: $41,734

10-year hold

• IRR: -9.0%
• Equity multiple: 0.47×
• Total profit: $-41,781
• Equity at exit: $24,201

Cash invested: $78,372 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 575
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,242 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $73

Break-even live

Break-even rent $2,150

Max offer price $279,900

Occupancy floor 92%

Sensitivity live

Price	-10% $231	-5% $152	+0% $73	+5% $-6	+10% $-85
Rent	-10% $-104	-5% $-16	+0% $73	+5% $162	+10% $250
Rate	-1.0pp $214	-0.5pp $144	base $73	+0.5pp $1	+1.0pp $-73

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
283 Crowville St , NC	4.0	2.0	1866	$2,200	$1.18	15d	1	0.56mi
136 Bourbon St , NC	3.0	2.5	2147	$2,200	$1.02	25d	1	1.44mi
131 Bourbon (lot 13) ST Raeford, NC	4.0	2.5	1967	$2,400	$1.22	25d	1	1.44mi
163 Bourbon St Raeford, NC	4.0	2.5	1967	$2,400	$1.22	25d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $279,900 Active 51 DOM
2. 2026-06-18
   days on market $279,900 Active 48 DOM
3. 2026-06-17
   days on market $279,900 Active 47 DOM
4. 2026-06-16
   days on market $279,900 Active 46 DOM
5. 2026-06-15
   days on market $279,900 Active 45 DOM
6. 2026-06-14
   days on market $279,900 Active 43 DOM
7. 2026-06-13
   days on market $279,900 Active 42 DOM
8. 2026-06-10
   days on market $279,900 Active 40 DOM
9. 2026-06-09
   days on market $279,900 Active 39 DOM
10. 2026-06-08
    days on market $279,900 Active 38 DOM
11. 2026-06-07
    days on market $279,900 Active 37 DOM
12. 2026-06-05
    days on market $279,900 Active 34 DOM
13. 2026-06-03
    days on market $279,900 Active 33 DOM
14. 2026-06-02
    days on market $279,900 Active 32 DOM
15. 2026-06-01
    pricedays on market $279,900 Active 31 DOM
16. 2026-05-31
    days on market $284,900 Active 30 DOM
17. 2026-05-30
    days on market $284,900 Active 29 DOM
18. 2026-05-01
    listed $284,900 Active
19. 2018-10-31
    soldstatus $167,000

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$926/yr (+$77/mo · 67.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $26,910
• − Mortgage interest: −$15,679
• − Property taxes: −$1,369
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$8,143
• Taxable loss: −$3,985
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $1,833/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Rockfish

• Score: 71/100
• State rank: #108
• US rank: #6802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hoke County · 44,880 people
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• 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

+70.6% since first listed

2 events — show timeline

• 2026-05-01 Listed $284,900 LPRMLS
• 2018-10-31 Sold (Public Records) $167,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,369 · +0.0% YoY. Source: county tax records.