6221 Withers Dr · Fayetteville, NC 28304

$169,050

3 bd · 2.0 ba · 1,101 sqft · SingleFamily public records · 28 Days on market

Built 1992 7,841 sqft lot Est $195k · 13% 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 +14.3/30.0
• ARV discount +13.5/15.0
• DSCR +4.3/10.0
• 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

Located in the sought-after Jack Britt area, 6221 Withers Drive in Fayetteville offers 3 bedrooms, 2 bathrooms, and a one-car garage on a corner lot. Features include LVP flooring, a cozy fireplace, dual closets in the primary bedroom, side deck, and fenced backyard. Court-ordered sale—special rules apply. Property is being sold strictly AS-IS, WHERE-IS. Normal seller disclosures are not required. Property may not qualify for all loan types. All personal property on site will remain, and utilities will not be turned on. Bring all offers. Initial bids should be submitted to the listing agent as normal. If an upset bid period is triggered, upset bids must be submitted at the Cumberland

Key facts

• Dual closets
• Side deck
• Lvp flooring

Tags

• LVP FLOORING
• COZY FIREPLACE
• DUAL CLOSETS
• SIDE DECK
• FENCED BACKYARD

Property features AI

Finance

• Other: Located in the PHEASANT RIDGE subdivision

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Masonite exterior
• Exterior features: Deck; Fenced yard; Corner lot; Cleared, level topography

Interior

• Bedrooms: Total of 6 rooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central heating and cooling
• Interior features: Vinyl flooring; Living room fireplace; Crawl space basement
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $30 ($356/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 $152k (9.9% below list).
• Recommended offer: $152k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: New Century International Elementary (math 32% / reading 36%, grade F, #882 of 1,410 statewide, top 63%, 686 students, 100% FRL); New Century International Middle (math 41% / reading 58%, grade C, #120 of 475 statewide, top 25%, 391 students, 55% FRL); Jack Britt High (math 58% / reading 72%, grade B, #161 of 535 statewide, top 30%, 1,890 students, 38% FRL).
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.2%/yr); 308 active listings in the ZIP; 35 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).
• This rent runs 31% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $169k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $152,234 (9.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $194,877
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6487 People St	0.13mi	3/2.0	1,174 (+7%)	2mo	$180,000	$153	82
1591 Hazelcrest Dr	0.12mi	3/2.0	1,149 (+4%)	10mo	$194,000	$169	79
1423 Furnish Dr	0.52mi	3/2.0	1,104 (+0%)	4mo	$205,000	$186	72
6528 Rhemish Dr	0.41mi	3/2.0	1,166 (+6%)	2mo	$206,000	$177	70
6381 Rhemish Dr	0.61mi	3/2.0	1,123 (+2%)	3mo	$198,000	$176	66
6438 Applewhite Rd	0.70mi	3/2.0	1,093 (-1%)	2mo	$212,000	$194	65
2243 Delta Dr	0.59mi	3/1.5	1,071 (-3%)	5mo	$152,000	$142	62
6314 Chartley Dr	0.70mi	3/2.0	1,161 (+5%)	8mo	$207,000	$178	52
6415 Rutherglen Dr	0.65mi	3/2.0	1,004 (-9%)	5mo	$222,000	$221	51
6459 Rannock Dr	0.53mi	3/2.0	975 (-11%)	10mo	$170,000	$174	48
6337 Rhemish Dr	0.68mi	3/2.0	1,235 (+12%)	0mo	$222,000	$180	48
6439 Applewhite Rd	0.69mi	3/2.0	1,236 (+12%)	1mo	$210,000	$170	46

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-25,219
• Equity at exit: $25,206

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-18,351
• Equity at exit: $14,616

Cash invested: $47,334 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 308
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$887
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $30

Break-even live

Break-even rent $1,485

Max offer price $169,050

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $77	+0% $30	+5% $-18	+10% $-66
Rent	-10% $-91	-5% $-31	+0% $30	+5% $90	+10% $150
Rate	-1.0pp $115	-0.5pp $73	base $30	+0.5pp $-14	+1.0pp $-59

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: $42,262
• Closing costs: $5,072
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	25d	1	0.26mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	25d	1	0.53mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	15d	1	0.65mi
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	25d	1	0.65mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	25d	1	0.73mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	15d	1	0.76mi
1948 Nordic Dr Fayetteville, NC	3.0	2.0	1131	$1,400	$1.24	25d	1	0.81mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	25d	1	0.82mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	25d	1	0.87mi
6716 Sandfield Ct Fayetteville, NC	3.0	2.0	1296	$1,575	$1.22	25d	1	0.91mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	25d	1	0.92mi
6400 Starbrook Dr #1 Fayetteville, NC	2.0	2.0	860	$1,000	$1.16	25d	1	0.94mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	15d	1	0.94mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	25d	1	0.95mi
6658 Vaughn Rd Fayetteville, NC	3.0	2.0	1280	$1,575	$1.23	25d	1	0.95mi
1916 Rayconda Rd Fayetteville, NC	1.0–3.0	1.0–2.0	989	$1,450	$1.47	25d	3	0.96mi
2514 Gardner Park Dr Fayetteville, NC	3.0	2.5	1480	$1,595	$1.08	25d	1	0.97mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	25d	1	0.99mi
6701 Vaughn Rd Fayetteville, NC	3.0	2.0	1236	$1,700	$1.38	15d	1	1.00mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	15d	12	1.02mi
4010 Bardstown Ct Unit 202 Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	25d	1	1.02mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	25d	1	1.03mi
4050 Bardstown Ct Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	15d	1	1.10mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	25d	1	1.12mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	15d	66	1.14mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	15d	1	1.20mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	25d	1	1.24mi
1366 Worstead Dr Fayetteville, NC	3.0	2.0	1079	$1,650	$1.53	15d	1	1.32mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	15d	1	1.37mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	25d	1	1.37mi
1338 Kienast Dr Fayetteville, NC	3.0	2.0	1086	$1,350	$1.24	25d	1	1.37mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	15d	1	1.39mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	15d	1	1.41mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	15d	1	1.44mi
1222 Kienast Dr Fayetteville, NC	3.0	2.0	1122	$1,250	$1.11	23d	1	1.47mi

Listing history 8 events

1. 2026-06-10
   price $169,050 Pending 28 DOM
2. 2026-06-02
   status $160,000 Pending 28 DOM
3. 2026-06-01
   days on market $160,000 Active 28 DOM
4. 2026-05-31
   days on market $160,000 Active 27 DOM
5. 2026-05-30
   days on market $160,000 Active 26 DOM
6. 2026-05-04
   listed $160,000 Active
7. 2001-04-03
   soldstatus $71,000
8. 1992-10-22
   soldstatus $64,500

ⓘ 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: $2,593 · $216/mo
• Projected year-2 tax: $2,593 · $216/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $18,268
• − Mortgage interest: −$9,469
• − Property taxes: −$2,593
• − Insurance: −$845
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$4,918
• Taxable loss: −$2,480
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $951/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+148.1% since first listed

3 events — show timeline

• 2026-05-04 Listed $160,000 LPRMLS
• 2001-04-03 Sold (Public Records) $71,000 Public Records
• 1992-10-22 Sold (Public Records) $64,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,593 · +46.2% YoY. Source: county tax records.