402 Lyman (lot 271) Dr · Vander, NC 28312

$367,900

4 bd · 4.0 ba · 2,360 sqft · SingleFamily public records · 97 Days on market

Built 2025 0.29 ac lot Est $371k · at est. $8/mo HOA ↓ 4% since listing

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.8/15.0
• Cash flow +7.1/30.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

* * Up to $15k towards buyers closing costs!! 6'ft Privacy Fence already installed and MOVE IN READY for your buyers!! * * * Say Hello to the Raeburn by Bridgeport Homes! This beautiful home has it all!! Formal dining with trey ceiling is perfect for families and friends! The kitchen is gorgeous with stainless steel appliances, center island, beautiful granite counters and stunning cabinets. The kitchen, morning room and family room are all open to each other. Master features large walk in closet and beautiful ensuite with dual vanity, garden tub and separate shower. Easy access to I-95 and close to downtown shopping, Segra Stadium and restaurants.

Key facts

• Ensuite
• Privacy fence
• Walk in closet

Tags

• PRIVACY FENCE
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• GRANITE COUNTERS
• WALK IN CLOSET
• ENSUITE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $100 (about $8.33/month); Community amenities include a basketball court and a playground

Exterior

• Parking: Attached 2-car garage with garage door opener (2 total parking spaces)
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single family residence; Two levels; New construction
• Construction: Vinyl siding with stone veneer; Slab foundation
• Exterior features: Covered front and rear porches; Front porch; Privacy wood fencing in backyard; Shingle roof; Level lot; Paved road access; City street and state road frontage; Has a view

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating and cooling; Electric heating; Forced air
• Interior features: Walk-in closets; Tray ceilings; Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $368k.

Deal economics

• At list price, monthly cash flow is $-522 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (40.6% below list).
• Recommended offer: $218k (40.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#645 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; Watch: amenities F, commute F, housing F.
• 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: Sunnyside Elementary (math 17% / reading 32%, grade F, #1,112 of 1,410 statewide, top 82%, 333 students, 99% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Market conditions: 222 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• In year one you build about $39k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $218,448 (40.6% 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 97 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 14.0

CMA / ARV

• ARV (on-the-fly): $370,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Lyman (lot 271) Dr	0.00mi	4/2.5	2,360 (0%)	1mo	$367,900	$156	93
408 Whitestone (lot 285) Dr	0.07mi	4/3.0	2,344 (-1%)	1mo	$368,900	$157	91
409 Whitestone Dr	0.04mi	4/2.5	2,336 (-1%)	8mo	$384,000	$164	84
347 Croft Dr	0.13mi	5/3.5 (+1)	2,395 (+2%)	2mo	$343,000	$143	83
414 Lyman (lot 268) Dr	0.04mi	4/3.0	2,510 (+6%)	3mo	$394,900	$157	81
405 Whitestone Dr	0.03mi	4/3.5	2,529 (+7%)	7mo	$404,000	$160	79
343 Croft Dr	0.14mi	4/3.0	2,510 (+6%)	5mo	$395,000	$157	75
4252 Pleasantburg Dr	0.19mi	4/2.5	2,438 (+3%)	6mo	$347,500	$143	75
374 Whitestone (lot 288) Dr	0.07mi	4/2.5	2,626 (+11%)	6mo	$399,900	$152	67
4070 Pleasantburg Dr	0.45mi	5/2.5 (+1)	2,316 (-2%)	3mo	$335,000	$145	63
364 Whitestone (lot 290) Dr	0.09mi	4/2.5	2,009 (-15%)	7mo	$339,500	$169	59
221 Old Vander Rd	0.52mi	5/2.5 (+1)	2,482 (+5%)	9mo	$289,999	$117	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $166,976
• Equity at exit: $331,433

10-year hold

• IRR: 18.3%
• Equity multiple: 6.02×
• Total profit: $517,565
• Equity at exit: $714,749

Cash invested: $103,012 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,929
• Tax from tax record: −$157 /mo · $1,885/yr
• Insurance: −$153
• HOA: −$8
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-522

Break-even live

Break-even rent $2,845

Max offer price $275,694

Occupancy floor —

Sensitivity live

Price	-10% $-314	-5% $-418	+0% $-522	+5% $-626	+10% $-730
Rent	-10% $-695	-5% $-608	+0% $-522	+5% $-436	+10% $-349
Rate	-1.0pp $-337	-0.5pp $-428	base $-522	+0.5pp $-617	+1.0pp $-714

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: $91,975
• Closing costs: $11,037
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4233 Pleasantburg Dr Fayetteville, NC	4.0	2.5	2252	$2,300	$1.02	14d	1	0.25mi
4243 Cinder Ln Fayetteville, NC	4.0	3.0	2144	$2,085	$0.97	14d	1	0.27mi
4211 Cherry Hill Ln Fayetteville, NC	4.0	2.5	2341	$2,145	$0.92	14d	1	0.39mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 9 events

1. 2026-05-11
   status Pending

   Show marketing remark (662 chars)

   * * Up to $15k towards buyers closing costs!! 6'ft Privacy Fence already installed and MOVE IN READY for your buyers!! * * * Say Hello to the Raeburn by Bridgeport Homes! This beautiful home has it all!! Formal dining with trey ceiling is perfect for families and friends! The kitchen is gorgeous with stainless steel appliances, center island, beautiful granite counters and stunning cabinets. The kitchen, morning room and family room are all open to each other. Master features large walk in closet and beautiful ensuite with dual vanity, garden tub and separate shower. Easy access to I-95 and close to downtown shopping, Segra Stadium and restaurants.

2. 2026-05-11
   status Pending 662-char remark

   Show marketing remark (662 chars)

   * * Up to $15k towards buyers closing costs!! 6'ft Privacy Fence already installed and MOVE IN READY for your buyers!! * * * Say Hello to the Raeburn by Bridgeport Homes! This beautiful home has it all!! Formal dining with trey ceiling is perfect for families and friends! The kitchen is gorgeous with stainless steel appliances, center island, beautiful granite counters and stunning cabinets. The kitchen, morning room and family room are all open to each other. Master features large walk in closet and beautiful ensuite with dual vanity, garden tub and separate shower. Easy access to I-95 and close to downtown shopping, Segra Stadium and restaurants.

3. 2026-03-29
   price $367,900
4. 2026-03-28
   price $367,900 662-char remark

   Show marketing remark (662 chars)

   * * Up to $15k towards buyers closing costs!! 6'ft Privacy Fence already installed and MOVE IN READY for your buyers!! * * * Say Hello to the Raeburn by Bridgeport Homes! This beautiful home has it all!! Formal dining with trey ceiling is perfect for families and friends! The kitchen is gorgeous with stainless steel appliances, center island, beautiful granite counters and stunning cabinets. The kitchen, morning room and family room are all open to each other. Master features large walk in closet and beautiful ensuite with dual vanity, garden tub and separate shower. Easy access to I-95 and close to downtown shopping, Segra Stadium and restaurants.

5. 2026-01-12
   status Active 662-char remark

   Show marketing remark (662 chars)

   * * Up to $15k towards buyers closing costs!! 6'ft Privacy Fence already installed and MOVE IN READY for your buyers!! * * * Say Hello to the Raeburn by Bridgeport Homes! This beautiful home has it all!! Formal dining with trey ceiling is perfect for families and friends! The kitchen is gorgeous with stainless steel appliances, center island, beautiful granite counters and stunning cabinets. The kitchen, morning room and family room are all open to each other. Master features large walk in closet and beautiful ensuite with dual vanity, garden tub and separate shower. Easy access to I-95 and close to downtown shopping, Segra Stadium and restaurants.

6. 2025-09-11
   listed $369,900 Active
7. 2025-07-30
   price $369,900 662-char remark

   Show marketing remark (662 chars)

   * * Up to $15k towards buyers closing costs!! 6'ft Privacy Fence already installed and MOVE IN READY for your buyers!! * * * Say Hello to the Raeburn by Bridgeport Homes! This beautiful home has it all!! Formal dining with trey ceiling is perfect for families and friends! The kitchen is gorgeous with stainless steel appliances, center island, beautiful granite counters and stunning cabinets. The kitchen, morning room and family room are all open to each other. Master features large walk in closet and beautiful ensuite with dual vanity, garden tub and separate shower. Easy access to I-95 and close to downtown shopping, Segra Stadium and restaurants.

8. 2025-06-10
   price $379,500 662-char remark

   Show marketing remark (662 chars)

   * * Up to $15k towards buyers closing costs!! 6'ft Privacy Fence already installed and MOVE IN READY for your buyers!! * * * Say Hello to the Raeburn by Bridgeport Homes! This beautiful home has it all!! Formal dining with trey ceiling is perfect for families and friends! The kitchen is gorgeous with stainless steel appliances, center island, beautiful granite counters and stunning cabinets. The kitchen, morning room and family room are all open to each other. Master features large walk in closet and beautiful ensuite with dual vanity, garden tub and separate shower. Easy access to I-95 and close to downtown shopping, Segra Stadium and restaurants.

9. 2024-12-11
   listed $383,500 Active 662-char remark

   Show marketing remark (662 chars)

   * * Up to $15k towards buyers closing costs!! 6'ft Privacy Fence already installed and MOVE IN READY for your buyers!! * * * Say Hello to the Raeburn by Bridgeport Homes! This beautiful home has it all!! Formal dining with trey ceiling is perfect for families and friends! The kitchen is gorgeous with stainless steel appliances, center island, beautiful granite counters and stunning cabinets. The kitchen, morning room and family room are all open to each other. Master features large walk in closet and beautiful ensuite with dual vanity, garden tub and separate shower. Easy access to I-95 and close to downtown shopping, Segra Stadium and restaurants.

ⓘ 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: $1,885 · $157/mo
• Projected year-2 tax: $3,017 · $251/mo
• Expected delta: +$1,132/yr (+$94/mo · 60.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,214
• − Mortgage interest: −$20,608
• − Property taxes: −$1,885
• − Insurance: −$1,840
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$96
• − Depreciation: −$10,703
• Taxable loss: −$13,112
• Est. tax savings @ 24.0%: +$3,147
• After-tax cash flow: $-3,117/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 — Vander

• Score: 55/100
• State rank: #645
• US rank: #23450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

-4.1% since first listed

9 events — show timeline

• 2026-05-11 Pending — Hive MLS
• 2026-05-11 Pending — LPRMLS
• 2026-03-29 Price Changed $367,900 Hive MLS
• 2026-03-28 Price Changed $367,900 LPRMLS
• 2026-01-12 Relisted — LPRMLS
• 2025-09-11 Listed $369,900 Hive MLS
• 2025-07-30 Price Changed $369,900 LPRMLS
• 2025-06-10 Price Changed $379,500 LPRMLS
• 2024-12-11 Listed $383,500 LPRMLS

Property tax history

+439.2%/yr

Latest (2025): $1,885 · +439.2% YoY. Source: county tax records.