5025 Houston Rd · Fayetteville, NC 28311

$150,000

3 bd · 2.0 ba · 950 sqft · SingleFamily public records · 39 Days on market

Built 1964 Est $151k · 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 +13.2/30.0
• ARV discount +7.8/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful brick ranch home in Westarea Heights. There are three spacious bedrooms. Master bedroom, with its own half bath. Kitchen has stove and refrigerator. Kitchen/eating area is 15'x11' with large pantry and Living room is 15'x11' with guest coat closet. Lots of light in all areas. Eating area has view of spacious back yard with trees. Bathrooms are clean and bright, each with a window. Carport provides protection and contains storage and laundry hook ups. Located with convenient access to Fort Bragg, local schools, shopping, dining, and major highways, this home offers a practical location for everyday living and commuting. Directions: Turn onto Brenda Street off of Murchison Road just

Key facts

• Brick ranch home
• Spacious back yard
• Large pantry

Tags

• BRICK RANCH HOME
• LARGE PANTRY
• SPACIOUS BACK YARD
• QUIET ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached carport; 1 covered space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer exterior; Crawl space foundation
• Exterior features: Front porch; Porch; Fenced yard; Cleared lot

Interior

• Kitchen: Cooktop; Range; Refrigerator
• Bedrooms: 5 total rooms
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump (heating)
• Interior features: Refrigerator; Cooktop; Range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-1 ($-17/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.3% below list).
• Recommended offer: $125k (16.3% 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: Westarea Elementary (math 12% / reading 27%, grade F, #1,242 of 1,410 statewide, top 90%, 559 students, 100% FRL); Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 18 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,496 (16.3% 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 39 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $151,050
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1075 Brenda Dr	0.08mi	3/1.0	944 (-1%)	11mo	$150,000	$159	82
1622 Shaw Rd	0.52mi	3/2.0	996 (+5%)	7mo	$36,000	$36	62
5200 Delco Dr	0.22mi	3/2.0	1,040 (+10%)	19mo	$181,500	$175	58
1411 Stansfield Dr	0.69mi	3/1.0	988 (+4%)	4mo	$100,000	$101	54
1512 Stansfield Dr	0.56mi	2/2.0 (-1)	900 (-5%)	8mo	$160,000	$178	53
927 Fiske Dr	0.62mi	3/1.0	1,012 (+6%)	4mo	$127,000	$125	52

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-24,633
• Equity at exit: $22,365

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-22,528
• Equity at exit: $12,969

Cash invested: $42,000 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$787
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-1

Break-even live

Break-even rent $1,257

Max offer price $149,746

Occupancy floor 95%

Sensitivity live

Price	-10% $83	-5% $41	+0% $-1	+5% $-44	+10% $-86
Rent	-10% $-101	-5% $-51	+0% $-1	+5% $48	+10% $98
Rate	-1.0pp $74	-0.5pp $37	base $-1	+0.5pp $-40	+1.0pp $-80

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	24d	1	0.65mi
117 N Helen St Unit 117 Fayetteville, NC	2.0	1.0	600	$1,500	$2.50	24d	1	0.91mi
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	14d	1	0.93mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	14d	31	1.00mi
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	14d	49	1.06mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	1.09mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	24d	1	1.11mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	14d	1	1.15mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	1.18mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	24d	1	1.23mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	24d	1	1.23mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	1.24mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	1.26mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	14d	1	1.28mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	14d	19	1.35mi
5109 Higgins St Fayetteville, NC	2.0	1.0	862	$1,000	$1.16	24d	1	1.41mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	24d	1	1.43mi
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	14d	1	1.43mi

Listing history 11 events

1. 2026-06-09
   days on market $150,000 Active 39 DOM
2. 2026-06-08
   days on market $150,000 Active 38 DOM
3. 2026-06-07
   days on market $150,000 Active 37 DOM
4. 2026-06-03
   days on market $150,000 Active 33 DOM
5. 2026-06-02
   days on market $150,000 Active 32 DOM
6. 2026-06-01
   days on market $150,000 Active 31 DOM
7. 2026-05-31
   days on market $150,000 Active 30 DOM
8. 2026-05-30
   days on market $150,000 Active 29 DOM
9. 2026-05-01
   listed $150,000 Active
10. 2020-02-11
    listed $67,000
11. 2018-11-05
    listed $55,900

ⓘ 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: $1,725 · $144/mo
• Projected year-2 tax: $1,725 · $144/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $15,060
• − Mortgage interest: −$8,402
• − Property taxes: −$1,725
• − Insurance: −$750
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$4,364
• Taxable loss: −$2,591
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $605/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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: Black 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+168.3% since first listed

3 events — show timeline

• 2026-05-01 Listed $150,000 LPRMLS
• 2020-02-11 Listed $67,000 LPRMLS
• 2018-11-05 Listed $55,900 LPRMLS

Property tax history

+6.0%/yr

Latest (2025): $1,725 · +26.2% YoY. Source: county tax records.