3446 Legion Rd · Hope Mills, NC 28348

$188,600

3 bd · 2.0 ba · 1,018 sqft · SingleFamily public records · 63 Days on market

Built 1992 0.46 ac lot 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 +14.1/30.0
• ARV discount +7.7/15.0
• DSCR +4.3/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Welcome to your new gorgeous move in ready home!Equipped with brand new vinyl siding, windows, floors, and paint throughout. An open concept with high ceilings and tons of upgrades. Sky high kitchen cabinets and counters are brand new, adding great storage for the space! This gem sits on . 50 acre lot with a completely fenced in backyard providing you with maximum privacy during the summer months swimming and the colder months around a fire pit with your friends and family on the patio! -Seller is gifting an extra working refrigerator in the garage, area rug, and wooden shelves in the living room! Don't miss out on this great living space and all of the wonderful benefits!

Key facts

• 0.46 acre lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Attached garage with 1 covered space
• Security: Storm door(s)
• Utilities: Public water; Holding tank or septic sewer
• Home design: Residential single-family home; Cleared, level lot; Paved public road access; Subdivision: Woodcroft
• Construction: Vinyl siding
• Exterior features: Rain gutters; Exterior storage; Porch; Front porch; Patio; Fenced backyard

Interior

• Kitchen: Refrigerator; Dishwasher; Electric oven; Electric range; Disposal; Ice maker
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Double vanity; Eat-in kitchen; Living room fireplace
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $29 ($348/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 $154k (18.1% below list).
• Recommended offer: $154k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute 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: 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; 19 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $89k; list at $189k implies a 112% 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; major 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 $154,419 (18.1% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 0.82% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $189,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
792 Algood Ave	0.04mi	3/2.0	1,074 (+6%)	6mo	$210,000	$196	84
3159 Ansley Dr	0.30mi	3/2.0	1,012 (-1%)	3mo	$185,000	$183	82
3466 Legion Rd	0.03mi	3/2.0	1,098 (+8%)	5mo	$192,350	$175	81
3129 Nontucket Ln	0.30mi	3/2.0	1,117 (+10%)	3mo	$215,000	$192	67
3319 Vardaman Ave	0.39mi	3/2.0	1,078 (+6%)	7mo	$201,000	$186	66
3014 Akron Dr	0.11mi	3/2.0	1,168 (+15%)	8mo	$195,000	$167	64
3209 Nontucket Ln	0.27mi	3/2.0	1,128 (+11%)	10mo	$211,000	$187	60
3813 Harden Rd	0.39mi	3/2.0	1,101 (+8%)	11mo	$186,900	$170	59
2935 Peacock St	0.71mi	3/2.0	1,027 (+1%)	8mo	$178,000	$173	58
3840 Goforth Dr	0.52mi	3/2.0	1,081 (+6%)	10mo	$205,000	$190	57
3824 Constance Rd	0.59mi	3/2.0	1,109 (+9%)	1mo	$201,500	$182	57
1054 Coalport Rd	0.63mi	3/2.0	1,134 (+11%)	0mo	$214,900	$190	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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-26,748
• Equity at exit: $28,121

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-12,618
• Equity at exit: $16,307

Cash invested: $52,808 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$989
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $29

Break-even live

Break-even rent $1,508

Max offer price $188,600

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $82	+0% $29	+5% $-24	+10% $-78
Rent	-10% $-93	-5% $-32	+0% $29	+5% $90	+10% $151
Rate	-1.0pp $124	-0.5pp $77	base $29	+0.5pp $-20	+1.0pp $-70

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: $47,150
• Closing costs: $5,658
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 Countrytown Dr Hope Mills, NC	2.0	2.0	800	$1,325	$1.66	25d	1	0.17mi
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	15d	1	0.39mi
513 Directive Dr Hope Mills, NC	2.0	2.0	1307	$1,275	$0.98	15d	1	0.57mi
505 Directive Dr Hope Mills, NC	2.0	2.5	1254	$1,495	$1.19	25d	1	0.58mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	25d	1	0.60mi
408 Sheila St Hope Mills, NC	3.0	1.0	1064	$1,150	$1.08	25d	1	0.67mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	25d	9	0.77mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	25d	1	0.89mi
2253 Rustic Trl Fayetteville, NC	3.0	2.5	1130	$1,295	$1.15	15d	1	1.12mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	15d	1	1.17mi
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	15d	20	1.20mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	25d	1	1.25mi
707 Veda St Unit B Fayetteville, NC	3.0	1.5	1279	$1,250	$0.98	25d	1	1.26mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	25d	1	1.33mi
3038 Walesby Dr Fayetteville, NC	3.0	2.0	1272	$1,650	$1.30	25d	1	1.41mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	25d	1	1.41mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	25d	1	1.42mi
509 Meadowland Ct Hope Mills, NC	2.0	2.0	1236	$1,400	$1.13	25d	1	1.46mi
2621 Elcone Dr Unit 2621 Fayetteville, NC	2.0	1.5	815	$999	$1.23	15d	1	1.49mi

Listing history 12 events

1. 2026-06-07
   status $188,600 Pending 63 DOM
2. 2026-06-03
   days on market $188,600 Active 63 DOM
3. 2026-06-02
   days on market $188,600 Active 62 DOM
4. 2026-06-01
   days on market $188,600 Active 61 DOM
5. 2026-05-31
   days on market $188,600 Active 60 DOM
6. 2026-05-30
   days on market $188,600 Active 59 DOM
7. 2026-05-10
   price $188,600
8. 2026-03-31
   listed $191,700 Active
9. 2016-06-16
   soldstatus $89,000
10. 2016-06-10
    soldstatus $88,900 683-char remark

    Show marketing remark (683 chars)

    -Welcome to your new gorgeous move in ready home!Equipped with brand new vinyl siding, windows, floors, and paint throughout. An open concept with high ceilings and tons of upgrades. Sky high kitchen cabinets and counters are brand new, adding great storage for the space! This gem sits on . 50 acre lot with a completely fenced in backyard providing you with maximum privacy during the summer months swimming and the colder months around a fire pit with your friends and family on the patio! -Seller is gifting an extra working refrigerator in the garage, area rug, and wooden shelves in the living room! Don't miss out on this great living space and all of the wonderful benefits!

11. 2016-02-06
    listed $88,900 683-char remark

    Show marketing remark (683 chars)

    -Welcome to your new gorgeous move in ready home!Equipped with brand new vinyl siding, windows, floors, and paint throughout. An open concept with high ceilings and tons of upgrades. Sky high kitchen cabinets and counters are brand new, adding great storage for the space! This gem sits on . 50 acre lot with a completely fenced in backyard providing you with maximum privacy during the summer months swimming and the colder months around a fire pit with your friends and family on the patio! -Seller is gifting an extra working refrigerator in the garage, area rug, and wooden shelves in the living room! Don't miss out on this great living space and all of the wonderful benefits!

12. 1992-08-03
    soldstatus $62,500

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$67/yr (+$6/mo · 4.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $18,530
• − Mortgage interest: −$10,565
• − Property taxes: −$1,480
• − Insurance: −$943
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$5,487
• Taxable loss: −$2,908
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,046/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

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

+201.8% since first listed

6 events — show timeline

• 2026-05-10 Price Changed $188,600 LPRMLS
• 2026-03-31 Listed $191,700 LPRMLS
• 2016-06-16 Sold (Public Records) $89,000 Public Records
• 2016-06-10 Sold (MLS) $88,900 LPRMLS
• 2016-02-06 Listed $88,900 LPRMLS
• 1992-08-03 Sold (Public Records) $62,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,480 · +59.9% YoY. Source: county tax records.