3257 Vardaman Ave · Fayetteville, NC 28348

$180,000

3 bd · 3.0 ba · 1,014 sqft · SingleFamily public records · 167 Days on market

Built 1967 Est $189k · 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 +9.6/15.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see this newly renovated home in a well established neighborhood. Close to shopping and schools, and only a few minutes from anywhere yo want to be in Fayetteville and Hope Mills. This 3 bedroom 2 bathroom home is perfect for a young family just starting out or those wanting to downsize. Large backyard, single carport and a front porch are a few amenities that this home offers. The kitchen will wow you. Make sure to hurry up and see this home today. IT WILL NOT LAST LONG!!!!!!! Just for information purposes, the driveway is being repaired and sealed on Monday May 30th.

Key facts

• Large backyard
• Front porch
• Single carport

Tags

• LARGE BACKYARD
• SINGLE CARPORT
• FRONT PORCH
• KITCHEN BACKSPLASH

Property features AI

Finance

• Other: Zoned R10 (Residential District); Located in the WESTCHESTER subdivision

Exterior

• Parking: Attached carport (1 covered space, 1 carport space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick veneer exterior
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Bedrooms: (see listing for count and room-level details)
• Flooring: Laminate flooring; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric forced-air heating
• Interior features: Eat-in kitchen; Crawl space basement; Five total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $45 ($539/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 $151k (16.1% below list).
• Recommended offer: $151k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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); 319 active listings in the ZIP; 16 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 167 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $154k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,958 (16.1% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $188,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3202 Teakwood Ct	0.07mi	3/1.5	1,023 (+1%)	13mo	$185,000	$181	78
3253 Legion Rd	0.24mi	3/2.0	1,013 (-0%)	12mo	$194,000	$192	75
3319 Vardaman Ave	0.11mi	3/2.0	1,078 (+6%)	7mo	$201,000	$186	75
2935 Peacock St	0.33mi	3/2.0	1,027 (+1%)	8mo	$178,000	$173	72
3159 Ansley Dr	0.73mi	3/2.0	1,012 (-0%)	3mo	$185,000	$183	59
792 Algood Ave	0.48mi	3/2.0	1,074 (+6%)	6mo	$210,000	$196	59
3466 Legion Rd	0.46mi	3/2.0	1,098 (+8%)	5mo	$192,350	$175	56
3555 Ireland Dr	0.58mi	3/2.0	1,029 (+2%)	15mo	$205,000	$199	54
3366 Chantilly Ln	0.32mi	3/2.0	1,103 (+9%)	15mo	$194,900	$177	54
3129 Nontucket Ln	0.62mi	3/2.0	1,117 (+10%)	3mo	$215,000	$192	47
3209 Nontucket Ln	0.64mi	3/2.0	1,128 (+11%)	10mo	$211,000	$187	39
3235 Lubbock Dr	0.69mi	3/2.0	1,112 (+10%)	14mo	$160,000	$144	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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-24,376
• Equity at exit: $26,839

10-year hold

• IRR: -2.6%
• Equity multiple: 0.81×
• Total profit: $-9,399
• Equity at exit: $15,563

Cash invested: $50,400 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 319
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$944
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $45

Break-even live

Break-even rent $1,453

Max offer price $180,000

Occupancy floor 92%

Sensitivity live

Price	-10% $147	-5% $96	+0% $45	+5% $-6	+10% $-57
Rent	-10% $-74	-5% $-15	+0% $45	+5% $105	+10% $164
Rate	-1.0pp $136	-0.5pp $91	base $45	+0.5pp $-2	+1.0pp $-49

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	15d	1	0.16mi
505 Directive Dr Hope Mills, NC	2.0	2.5	1254	$1,495	$1.19	25d	1	0.17mi
408 Sheila St Hope Mills, NC	3.0	1.0	1064	$1,150	$1.08	25d	1	0.26mi
575 Countrytown Dr Hope Mills, NC	2.0	2.0	800	$1,325	$1.66	25d	1	0.28mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	25d	9	0.36mi
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	15d	1	0.68mi
2253 Rustic Trl Fayetteville, NC	3.0	2.5	1130	$1,295	$1.15	15d	1	0.76mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	25d	1	0.96mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	25d	1	0.97mi
707 Veda St Unit B Fayetteville, NC	3.0	1.5	1279	$1,250	$0.98	25d	1	0.97mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	25d	1	0.97mi
2910 Dunebuggy Ln Fayetteville, NC	2.0	2.0	800	$800	$1.00	25d	1	1.18mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	25d	1	1.20mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	25d	1	1.38mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	25d	1	1.42mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	15d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $180,000 Active 167 DOM
2. 2026-06-18
   price $180,000 Active 164 DOM
3. 2026-06-18
   days on market $186,000 Active 164 DOM
4. 2026-06-17
   days on market $186,000 Active 163 DOM
5. 2026-06-16
   days on market $186,000 Active 162 DOM
6. 2026-06-15
   days on market $186,000 Active 161 DOM
7. 2026-06-14
   days on market $186,000 Active 159 DOM
8. 2026-06-13
   days on market $186,000 Active 158 DOM
9. 2026-06-10
   days on market $186,000 Active 156 DOM
10. 2026-06-09
    days on market $186,000 Active 155 DOM
11. 2026-06-08
    days on market $186,000 Active 154 DOM
12. 2026-06-07
    days on market $186,000 Active 153 DOM
13. 2026-06-03
    days on market $186,000 Active 149 DOM
14. 2026-06-02
    days on market $186,000 Active 148 DOM
15. 2026-06-01
    days on market $186,000 Active 147 DOM
16. 2026-05-31
    days on market $186,000 Active 146 DOM
17. 2026-05-30
    days on market $186,000 Active 145 DOM
18. 2026-01-05
    listed $186,000 Active
19. 2025-08-16
    price $186,000
20. 2025-05-27
    listed $195,000 Active
21. 2022-07-08
    soldstatus $153,500 585-char remark

    Show marketing remark (585 chars)

    Come and see this newly renovated home in a well established neighborhood. Close to shopping and schools, and only a few minutes from anywhere yo want to be in Fayetteville and Hope Mills. This 3 bedroom 2 bathroom home is perfect for a young family just starting out or those wanting to downsize. Large backyard, single carport and a front porch are a few amenities that this home offers. The kitchen will wow you. Make sure to hurry up and see this home today. IT WILL NOT LAST LONG!!!!!!! Just for information purposes, the driveway is being repaired and sealed on Monday May 30th.

22. 2022-07-08
    soldstatus $153,500 Closed

    Show marketing remark (585 chars)

    Come and see this newly renovated home in a well established neighborhood. Close to shopping and schools, and only a few minutes from anywhere yo want to be in Fayetteville and Hope Mills. This 3 bedroom 2 bathroom home is perfect for a young family just starting out or those wanting to downsize. Large backyard, single carport and a front porch are a few amenities that this home offers. The kitchen will wow you. Make sure to hurry up and see this home today. IT WILL NOT LAST LONG!!!!!!! Just for information purposes, the driveway is being repaired and sealed on Monday May 30th.

23. 2022-07-05
    soldstatus $154,000
24. 2022-06-02
    status Pending
25. 2022-05-28
    listed $149,900 585-char remark

    Show marketing remark (585 chars)

    Come and see this newly renovated home in a well established neighborhood. Close to shopping and schools, and only a few minutes from anywhere yo want to be in Fayetteville and Hope Mills. This 3 bedroom 2 bathroom home is perfect for a young family just starting out or those wanting to downsize. Large backyard, single carport and a front porch are a few amenities that this home offers. The kitchen will wow you. Make sure to hurry up and see this home today. IT WILL NOT LAST LONG!!!!!!! Just for information purposes, the driveway is being repaired and sealed on Monday May 30th.

26. 2022-05-28
    listed $149,900 Active

    Show marketing remark (585 chars)

    Come and see this newly renovated home in a well established neighborhood. Close to shopping and schools, and only a few minutes from anywhere yo want to be in Fayetteville and Hope Mills. This 3 bedroom 2 bathroom home is perfect for a young family just starting out or those wanting to downsize. Large backyard, single carport and a front porch are a few amenities that this home offers. The kitchen will wow you. Make sure to hurry up and see this home today. IT WILL NOT LAST LONG!!!!!!! Just for information purposes, the driveway is being repaired and sealed on Monday May 30th.

27. 2021-09-08
    soldstatus $48,500
28. 2004-08-26
    soldstatus $64,000

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/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 8/10 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: $18,115
• − Mortgage interest: −$10,083
• − Property taxes: −$1,545
• − Insurance: −$900
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$5,236
• Taxable loss: −$2,547
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $1,150/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: 39,196
• 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

+190.6% since first listed

11 events — show timeline

• 2026-01-05 Listed $186,000 LPRMLS
• 2025-08-16 Price Changed $186,000 LPRMLS
• 2025-05-27 Listed $195,000 LPRMLS
• 2022-07-08 Sold (MLS) $153,500 TMLS
• 2022-07-08 Sold (MLS) $153,500 LPRMLS
• 2022-07-05 Sold (Public Records) $154,000 Public Records
• 2022-06-02 Pending — TMLS
• 2022-05-28 Listed $149,900 TMLS
• 2022-05-28 Listed $149,900 LPRMLS
• 2021-09-08 Sold (Public Records) $48,500 Public Records
• 2004-08-26 Sold (Public Records) $64,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,545 · +73.9% YoY. Source: county tax records.