922 Rancho Dr · Fayetteville, NC 28303

$159,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 33 Days on market

Built 1973 Est $178k · 10% 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 +15.2/30.0
• ARV discount +12.1/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated home located a few miles from Fort Bragg and minutes from Cross Creek Mall, shopping, and dining. This Move-in-ready property Features Fresh interior Paint, New luxury Vinyl plank flooring, and Brand New vinyl windows throughout. Roof system was replaced in 2015 with architectural roofing shingles. Electrical panel box has also been updated. The kitchen offers Newly updated Cabinets, Countertops, and stove. Enjoy the convenience of a double car garage. Single car garage is attached to the home and another single car garage is detached located in the backyard. Home is a fantastic opportunity close to Fort Bragg with Modern updates. Make your appointment today this home wi

Key facts

• Updated home
• Fresh interior paint
• Replaced roof system

Tags

• UPDATED HOME
• FRESH INTERIOR PAINT
• BRAND NEW VINYL WINDOWS
• REPLACED ROOF SYSTEM
• UPDATED ELECTRICAL PANEL BOX
• NEWLY UPDATED CABINETS

Property features AI

Finance

• Other: Listing broker: ALLSTARS REALTY

Exterior

• Parking: Attached garage; Detached garage; 2 covered parking spaces; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential single family home; Subdivision: PONDEROSA
• Construction: Brick veneer construction
• Exterior features: Back yard fencing

Interior

• Kitchen: Range
• Bedrooms: 4 total rooms (bedroom count not specified separately)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central forced air
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $54 ($654/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 $143k (10.3% below list).
• Recommended offer: $143k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.8% 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: Ponderosa Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 366 students, 99% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $160k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,442 (10.3% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $177,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Maverick Ct	0.22mi	3/2.0	1,153 (+6%)	14mo	$206,500	$179	69
814 Maverick Ct	0.23mi	3/1.5	1,188 (+9%)	7mo	$177,500	$149	67
6018 Concho Ct	0.43mi	3/2.0	1,120 (+3%)	12mo	$208,000	$186	66
870 Bedrock Dr	0.08mi	3/2.0	1,239 (+14%)	10mo	$211,000	$170	65
626 Horseshoe Rd	0.39mi	3/2.0	1,056 (-3%)	15mo	$178,000	$169	64
805 Bedrock Dr	0.46mi	3/2.0	1,092 (0%)	22mo	$170,000	$156	61
807 Abilene Rd	0.23mi	3/2.0	1,186 (+9%)	17mo	$165,000	$139	61
284 Bonanza Dr	0.69mi	3/1.5	1,164 (+7%)	1mo	$184,800	$159	54
5705 Yellowstone Ct	0.74mi	3/2.0	1,131 (+4%)	8mo	$179,000	$158	53
303 Longhorn Dr	0.66mi	3/1.5	1,076 (-2%)	20mo	$167,000	$155	48
6345 Hawfield Dr	0.62mi	3/2.0	1,230 (+13%)	6mo	$201,000	$163	44
1227 Bromley Dr	0.66mi	3/2.5	1,185 (+8%)	20mo	$196,500	$166	37

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-22,420
• Equity at exit: $23,842

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-14,972
• Equity at exit: $13,825

Cash invested: $44,772 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 285
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$839
• Tax from tax record: −$174 /mo · $2,082/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $54

Break-even live

Break-even rent $1,365

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $145	-5% $100	+0% $54	+5% $9	+10% $-36
Rent	-10% $-59	-5% $-2	+0% $54	+5% $111	+10% $168
Rate	-1.0pp $135	-0.5pp $95	base $54	+0.5pp $13	+1.0pp $-29

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	25d	1	0.21mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	25d	1	0.34mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	25d	1	0.35mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	25d	1	0.42mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	25d	1	0.52mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.58mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	25d	1	0.60mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.61mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	25d	1	0.63mi
3627 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.64mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	25d	1	0.64mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	25d	1	0.67mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	15d	1	0.67mi
3619 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	15d	1	0.68mi
6471 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$750	$0.83	25d	1	0.83mi
6467 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$850	$0.94	25d	1	0.85mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	15d	46	0.86mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$1,650	$1.17	15d	1	0.88mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$2,000	$1.42	25d	1	0.88mi
1429 Bozeman Loop Fayetteville, NC	1.0–3.0	1.0–2.0	1001	$1,500	$1.50	15d	24	0.89mi
824 Danish Dr Fayetteville, NC	3.0	2.5	1310	$1,400	$1.07	25d	1	0.89mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	15d	18	0.92mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	0.93mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	15d	1	1.00mi
7176 Fillyaw Rd Fayetteville, NC	2.0	2.0	900	$925	$1.03	25d	1	1.01mi
6466 Kelmscot Ct Fayetteville, NC	3.0	3.0	1409	$1,635	$1.16	25d	1	1.01mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	25d	1	1.03mi
7514 Telfair Dr Fayetteville, NC	3.0	1.5	1204	$1,300	$1.08	25d	1	1.05mi
909 Applewood Ln Fayetteville, NC	2.0	2.0	915	$925	$1.01	25d	1	1.05mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	15d	1	1.05mi
841 Applewood Ln Unit 1 Fayetteville, NC	2.0	2.0	1000	$925	$0.93	25d	1	1.06mi
872 Danish Dr Fayetteville, NC	3.0	2.0	1285	$1,600	$1.25	25d	1	1.08mi
894 Danish Dr Unit 1 Fayetteville, NC	3.0	2.5	1475	$1,695	$1.15	25d	1	1.10mi
894 Danish Dr Fayetteville, NC	3.0	2.0	1475	$1,695	$1.15	25d	1	1.10mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	25d	1	1.10mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	15d	38	1.15mi
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	15d	1	1.19mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	25d	1	1.22mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	15d	14	1.25mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	25d	1	1.26mi

Listing history 15 events

1. 2026-06-01
   status $159,900 Pending 33 DOM
2. 2026-05-31
   days on market $159,900 Active 33 DOM
3. 2026-05-30
   days on market $159,900 Active 32 DOM
4. 2026-05-12
   price $169,900
5. 2026-05-07
   price $175,000
6. 2026-04-28
   listed $179,900 Active
7. 2026-04-17
   status Active
8. 2026-04-17
   price $180,000
9. 2026-02-24
   status Pending
10. 2026-02-17
    price $175,000
11. 2026-02-10
    price $169,000
12. 2026-01-17
    price $179,900
13. 2026-01-12
    price $189,900
14. 2025-12-15
    listed $199,900 Active
15. 1992-08-10
    soldstatus $55,500

ⓘ 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: $2,082 · $174/mo
• Projected year-2 tax: $2,082 · $174/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,213
• − Mortgage interest: −$8,957
• − Property taxes: −$2,082
• − Insurance: −$800
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,652
• Taxable loss: −$2,032
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $1,141/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+206.1% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $169,900 LPRMLS
• 2026-05-07 Price Changed $175,000 LPRMLS
• 2026-04-28 Listed $179,900 LPRMLS
• 2026-04-17 Relisted — LPRMLS
• 2026-04-17 Price Changed $180,000 LPRMLS
• 2026-02-24 Pending — LPRMLS
• 2026-02-17 Price Changed $175,000 LPRMLS
• 2026-02-10 Price Changed $169,000 LPRMLS
• 2026-01-17 Price Changed $179,900 LPRMLS
• 2026-01-12 Price Changed $189,900 LPRMLS
• 2025-12-15 Listed $199,900 LPRMLS
• 1992-08-10 Sold (Public Records) $55,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,082 · +31.5% YoY. Source: county tax records.