6760-1 Willowbrook Dr #1 · Fayetteville, NC 28314

$84,900

2 bd · 2.0 ba · 1,145 sqft · Condo public records · 52 Days on market

Built 1986 $234/mo HOA · 20% of rent

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Why this score? — see what drove the C+ 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 +25.6/30.0
• 1% rule +9.1/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 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

INVESTORS Gold Mine!!! BEAUTIFUL, WELL MAINTAINED 2 BR 2 BATH CONDO ON THE FIRST FLOOR WITH FIREPLACE AND VAULTED CEILING. ENJOY THE BEAUTIFUL OUTDOORS ON THE DECK OFF OF THE FAMILY ROOM. CLOSE TO ALL SHOPPING, RESTAURANTS AND REILLY RD. GATE FOR EASY ACCESS TO FORT BRAGG.

Key facts

• Close to restaurants
• Vaulted ceiling
• Deck

Tags

• FIRST FLOOR
• FIREPLACE
• VAULTED CEILING
• DECK
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: Subdivision: STEWARTS CK; Directions provided: CLIFFDALE - SOUTH REILLY RD. - LEFT - WILLOWBROOK DR.
• HOA & community: Homeowners association with a monthly fee of $234.30

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Frame construction
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Total rooms: 4
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Factory-built fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.9% 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: Benjamin J Martin Elementary (math 17% / reading 21%, grade F, #1,269 of 1,410 statewide, top 91%, 537 students, 99% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 active listings in the ZIP; 40 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $56k; list at $85k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 73% 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-4,890
• Equity at exit: $12,659

10-year hold

• IRR: 4.5%
• Equity multiple: 1.34×
• Total profit: $7,967
• Equity at exit: $7,341

Cash invested: $23,772 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 429
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$445
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$234
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $135

Break-even live

Break-even rent $1,027

Max offer price $84,900

Occupancy floor 84%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	23d	1	0.03mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	23d	1	0.03mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	23d	1	0.07mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	23d	1	0.08mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	14d	1	0.08mi
6792 Willowbrook Dr #16 Fayetteville, NC	1.0	1.0	800	$795	$0.99	23d	1	0.13mi
6792 Willowbrook Dr Fayetteville, NC	1.0	1.0	900	$795	$0.88	14d	1	0.13mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	14d	1	0.15mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	23d	1	0.16mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	21d	1	0.16mi
6804 Willowbrook Dr Fayetteville, NC	1.0	1.0	800	$890	$1.11	23d	1	0.16mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	23d	1	0.18mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	23d	1	0.18mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	23d	1	0.20mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	23d	1	0.29mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	23d	1	0.31mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	14d	1	0.33mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	23d	1	0.43mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	14d	1	0.44mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	23d	1	0.48mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,110	$1.12	14d	1	0.64mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	23d	1	0.72mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,200	$1.03	14d	2	0.76mi
6535 Jefferey Dr Fayetteville, NC	1.0	1.0	700	$905	$1.29	14d	3	0.79mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	23d	1	0.79mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	14d	1	0.80mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	14d	1	0.81mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	14d	1	0.84mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,529	$1.38	14d	18	0.85mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,412	$1.17	14d	46	0.93mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	14d	1	0.96mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	14d	1	0.96mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	23d	1	1.00mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	1.07mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,175	$1.20	14d	61	1.12mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	23d	1	1.12mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	14d	1	1.13mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	14d	1	1.19mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	23d	1	1.23mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	23d	1	1.27mi

HOA detail condo

• Monthly dues: $234 · $2,808/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $84,900 Active 52 DOM
2. 2026-06-17
   days on market $84,900 Active 51 DOM
3. 2026-06-16
   days on market $84,900 Active 50 DOM
4. 2026-06-15
   days on market $84,900 Active 49 DOM
5. 2026-06-14
   days on market $84,900 Active 47 DOM
6. 2026-06-13
   days on market $84,900 Active 46 DOM
7. 2026-06-10
   days on market $84,900 Active 44 DOM
8. 2026-06-09
   days on market $84,900 Active 43 DOM
9. 2026-06-08
   days on market $84,900 Active 42 DOM
10. 2026-06-07
    days on market $84,900 Active 41 DOM
11. 2026-06-03
    days on market $84,900 Active 37 DOM
12. 2026-06-02
    days on market $84,900 Active 36 DOM
13. 2026-06-01
    days on market $84,900 Active 35 DOM
14. 2026-05-31
    days on market $84,900 Active 34 DOM
15. 2026-05-30
    days on market $84,900 Active 33 DOM
16. 2026-04-27
    listed $84,900 Active
17. 2025-12-05
    status Pending
18. 2025-10-31
    price $79,000
19. 2025-09-17
    price $82,700
20. 2025-08-09
    price $89,900
21. 2025-08-03
    status Active
22. 2025-06-19
    price $94,771
23. 2025-05-19
    status Active
24. 2025-05-19
    price $99,771
25. 2025-04-21
    status Pending
26. 2025-04-16
    listed $88,771 Active
27. 2020-06-19
    listed $48,000
28. 2001-05-07
    soldstatus $55,500

ⓘ 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: $363 · $30/mo
• Projected year-2 tax: $696 · $58/mo
• Expected delta: +$333/yr (+$28/mo · 91.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $14,369
• − Mortgage interest: −$4,756
• − Property taxes: −$363
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − HOA: −$2,808
• − Depreciation: −$2,470
• Taxable income: $452
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,508/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+53.0% since first listed

13 events — show timeline

• 2026-04-27 Listed $84,900 LPRMLS
• 2025-12-05 Pending — LPRMLS
• 2025-10-31 Price Changed $79,000 LPRMLS
• 2025-09-17 Price Changed $82,700 LPRMLS
• 2025-08-09 Price Changed $89,900 LPRMLS
• 2025-08-03 Relisted — LPRMLS
• 2025-06-19 Price Changed $94,771 LPRMLS
• 2025-05-19 Relisted — LPRMLS
• 2025-05-19 Price Changed $99,771 LPRMLS
• 2025-04-21 Pending — LPRMLS
• 2025-04-16 Listed $88,771 LPRMLS
• 2020-06-19 Listed $48,000 LPRMLS
• 2001-05-07 Sold (Public Records) $55,500 Public Records

Property tax history

-13.7%/yr

Latest (2019): $363 · +0.0% YoY. Source: county tax records.