3679 Marcliff Rd · Hope Mills, NC 28348

$186,000

3 bd · 2.0 ba · 1,062 sqft · SingleFamily public records · 27 Days on market

Built 1977 0.26 ac lot Est $192k · 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 +12.0/30.0
• ARV discount +9.0/15.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Check out this beautiful home in Eaglewood Forest. This home has been completely updated. Everything is new through out. Spacious back yard. New kitchen and appliances. Delightful beams in the family room.

Key facts

• Great location
• Bonus room
• Large yard

Tags

• BONUS ROOM
• LARGE YARD
• GREAT LOCATION

Property features AI

Finance

• Other: Located in the Eaglewood subdivision; Zoned R10 - Residential District

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and Masonite exterior
• Exterior features: Front covered porch; Covered patio; Partial fencing; Cleared lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Washer hookup on main level; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $-45 ($-545/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (17.3% below list).
• Recommended offer: $154k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in Hope Mills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: C Wayne Collier Elementary (math 26% / reading 27%, grade F, #1,073 of 1,410 statewide, top 77%, 526 students, 99% FRL); Hope Mills Middle (math 27% / reading 34%, grade F, #331 of 475 statewide, top 70%, 514 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 (34 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 27 days — a 2% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $85k; list at $186k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $153,781 (17.3% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $192,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3656 Metric Dr	0.06mi	3/1.5	1,056 (-1%)	4mo	$195,000	$185	91
3660 Metric Dr	0.05mi	3/1.5	1,038 (-2%)	8mo	$189,900	$183	86
3616 Metric Dr	0.20mi	3/1.5	1,101 (+4%)	5mo	$182,000	$165	78
3717 Colonial Cv	0.27mi	3/1.0	1,060 (-0%)	6mo	$179,500	$169	78
5936 Fairway Dr	0.19mi	3/1.0	1,025 (-4%)	5mo	$200,000	$195	78
5915 Spinner Rd	0.35mi	3/1.5	1,038 (-2%)	3mo	$188,000	$181	76
6086 Lexington Dr	0.41mi	3/1.5	1,051 (-1%)	3mo	$160,000	$152	74
5983 Richfield Ave	0.43mi	3/1.5	1,056 (-1%)	6mo	$173,000	$164	72
3737 Colonial Cv	0.33mi	3/1.0	1,060 (-0%)	11mo	$178,000	$168	71
3225 Glenmore St	0.44mi	3/1.0	1,099 (+4%)	3mo	$145,000	$132	67
4441 Bishamon St	0.62mi	3/2.0	1,111 (+5%)	0mo	$230,000	$207	63
3613 Yorktown Rd	0.19mi	3/1.0	910 (-14%)	2mo	$164,900	$181	62

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: -16.6%
• Equity multiple: 0.40×
• Total profit: $-31,020
• Equity at exit: $27,733

10-year hold

• IRR: -6.3%
• Equity multiple: 0.57×
• Total profit: $-22,258
• Equity at exit: $16,082

Cash invested: $52,080 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$975
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-45

Break-even live

Break-even rent $1,595

Max offer price $177,975

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $7	+0% $-45	+5% $-98	+10% $-151
Rent	-10% $-167	-5% $-106	+0% $-45	+5% $15	+10% $76
Rate	-1.0pp $48	-0.5pp $2	base $-45	+0.5pp $-94	+1.0pp $-143

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3636 Metric Dr Hope Mills, NC	3.0	1.5	1100	$1,400	$1.27	15d	1	0.11mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	15d	3	0.31mi
3766 Colonial Cv Hope Mills, NC	3.0	1.5	1475	$1,445	$0.98	15d	1	0.45mi
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	15d	1	0.77mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	15d	5	0.79mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	25d	1	0.87mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	25d	1	0.88mi
5693A Archer Rd Hope Mills, NC	2.0	1.5	874	$1,100	$1.26	15d	1	0.93mi
5715 Walkabout Rd Hope Mills, NC	3.0	2.0	1143	$1,675	$1.47	25d	1	1.02mi
3916 Middle St Hope Mills, NC	2.0	1.0	905	$1,115	$1.23	15d	1	1.15mi
4240 High Stakes Cir Parkton, NC	1.0–3.0	1.0–2.0	1000	$1,625	$1.62	15d	9	1.17mi

Listing history 15 events

1. 2026-06-10
   status $186,000 Pending 27 DOM
2. 2026-06-09
   days on market $186,000 Active 27 DOM
3. 2026-06-08
   days on market $186,000 Active 26 DOM
4. 2026-06-07
   days on market $186,000 Active 25 DOM
5. 2026-06-03
   days on market $186,000 Active 21 DOM
6. 2026-06-02
   days on market $186,000 Active 20 DOM
7. 2026-06-01
   days on market $186,000 Active 19 DOM
8. 2026-05-31
   days on market $186,000 Active 18 DOM
9. 2026-05-30
   days on market $186,000 Active 17 DOM
10. 2026-05-21
    price $186,000
11. 2026-05-13
    listed $189,900 Active
12. 2018-08-14
    soldstatus $85,000
13. 2018-08-10
    soldstatus $84,900 206-char remark

    Show marketing remark (206 chars)

    -Check out this beautiful home in Eaglewood Forest. This home has been completely updated. Everything is new through out. Spacious back yard. New kitchen and appliances. Delightful beams in the family room.

14. 2018-05-22
    listed $84,900 206-char remark

    Show marketing remark (206 chars)

    -Check out this beautiful home in Eaglewood Forest. This home has been completely updated. Everything is new through out. Spacious back yard. New kitchen and appliances. Delightful beams in the family room.

15. 1996-04-02
    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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,454
• − Mortgage interest: −$10,419
• − Property taxes: −$2,489
• − Insurance: −$930
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$5,411
• Taxable loss: −$3,747
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $354/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

• Census place: Hope Mills, NC
• 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

+188.4% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $186,000 LPRMLS
• 2026-05-13 Listed $189,900 LPRMLS
• 2018-08-14 Sold (Public Records) $85,000 Public Records
• 2018-08-10 Sold (MLS) $84,900 LPRMLS
• 2018-05-22 Listed $84,900 LPRMLS
• 1996-04-02 Sold (Public Records) $64,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,489 · +47.7% YoY. Source: county tax records.