1841 Tryon Dr #5 · Fayetteville, NC 28303

$95,000

2 bd · 2.0 ba · 905 sqft · Condo · 35 Days on market

Built 1986 Good condition $171/mo HOA · 15% of rent ↓ 5% since listing

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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 +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2BR/2BA Briarcliff condo—Gated entrance, fresh paint, new carpet & flooring, covered patio, new bathroom vanities, new front door, storage unit, and prime location near shopping, dining & highways. Move-in ready!

Key facts

• $171 HOA
• Built 1986
• Listed 35 days

Property features AI

Finance

• HOA & community: Homeowners association with a $171 monthly fee; Gated community / subdivision: BRIARCLIFF

Exterior

• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Condominium (residential)
• Construction: Wood siding; Home warranty included
• Exterior features: Covered patio; Storage

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Microwave
• Bedrooms: Total rooms: 5
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Forced air; Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Open floorplan; Breakfast bar; Ceiling fan(s); Walk-in closet(s); Wood-burning fireplace
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $69 ($825/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 29 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-10,881
• Equity at exit: $14,165

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-3,292
• Equity at exit: $8,214

Cash invested: $26,600 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 285
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$171
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $69

Break-even live

Break-even rent $1,047

Max offer price $95,000

Occupancy floor 89%

Sensitivity live

Price	-10% $134	-5% $102	+0% $69	+5% $36	+10% $3
Rent	-10% $-21	-5% $24	+0% $69	+5% $114	+10% $158
Rate	-1.0pp $117	-0.5pp $93	base $69	+0.5pp $44	+1.0pp $19

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	0.03mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	15d	1	0.08mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	0.09mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	0.12mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	15d	1	0.14mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	24d	1	0.17mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	15d	9	0.43mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	0.50mi
117 N Helen St Unit 117 Fayetteville, NC	2.0	1.0	600	$1,500	$2.50	24d	1	0.68mi
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	15d	1	0.69mi
5109 Higgins St Fayetteville, NC	2.0	1.0	862	$1,000	$1.16	24d	1	0.74mi
1914 King George Dr Fayetteville, NC	2.0	1.0	800	$850	$1.06	24d	1	0.76mi
215 Andy St Fayetteville, NC	1.0	1.0	600	$850	$1.42	24d	1	0.78mi
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	15d	1	0.78mi
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	24d	1	0.89mi
908 William Clark Rd Fayetteville, NC	2.0	1.0	750	$975	$1.30	15d	1	0.93mi
209 Gertrude St Fayetteville, NC	1.0	1.0	600	$1,000	$1.67	24d	1	0.93mi
211 Gertrude St Fayetteville, NC	1.0	1.0	600	$1,000	$1.67	24d	1	0.94mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	24d	1	1.02mi
2110 Rogers Dr Fayetteville, NC	1.0	1.0	700	$895	$1.28	24d	1	1.10mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	24d	1	1.16mi
4943 Fieldcrest Dr Unit B Fayetteville, NC	1.0	1.0	825	$799	$0.97	24d	1	1.23mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,512	$1.36	15d	19	1.25mi
4959 Fieldcrest Dr Fayetteville, NC	1.0	1.0	850	$725	$0.85	15d	1	1.26mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	24d	1	1.31mi
1000a Elm St Fayetteville, NC	1.0–2.0	1.0–2.0	675	$1,403	$2.08	15d	23	1.33mi
622 Dashland Dr Unit A Fayetteville, NC	1.0	1.0	700	$835	$1.19	15d	1	1.36mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	15d	1	1.36mi
301 Barcelona Dr Fayetteville, NC	1.0–2.0	1.0–2.0	845	$1,326	$1.57	15d	58	1.45mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-04-30
   status Pending
2. 2026-03-26
   listed $95,000 Active
3. 2025-08-16
   status Active
4. 2025-08-16
   price $95,000
5. 2025-06-05
   status Active
6. 2025-05-05
   status Pending
7. 2025-04-26
   status Active
8. 2025-04-09
   status Pending
9. 2025-03-15
   status Active
10. 2025-03-15
    status Pending
11. 2025-01-14
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6/10 Major 74% 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: $13,614
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − HOA: −$2,052
• − Depreciation: −$2,764
• Taxable loss: −$601
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $969/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This 2BR/2BA Briarcliff condo is move-in ready with fresh paint, new carpet, and a covered patio. However, it could benefit from exterior painting, updated kitchen appliances, and modern bathroom fixtures to further enhance its resale and rental value.

Repairs flagged

• Minor exterior siding — Visible weathering
• Minor interior paint — Some discoloration
• Moderate kitchen appliances — Older models
• Moderate bathroom fixtures — Simple, dated design

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality
• Both Upgrade bathroom fixtures — Enhances bathroom aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Visible weathering	Minor	$500–3,000
interior paint · Some discoloration	Minor	$500–3,000
kitchen appliances · Older models	Moderate	$3,000–15,000
bathroom fixtures · Simple, dated design	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality ↑
• Both Upgrade bathroom fixtures — Enhances bathroom aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

-5.0% since first listed

11 events — show timeline

• 2026-04-30 Pending — LPRMLS
• 2026-03-26 Listed $95,000 LPRMLS
• 2025-08-16 Relisted — LPRMLS
• 2025-08-16 Price Changed $95,000 LPRMLS
• 2025-06-05 Relisted — LPRMLS
• 2025-05-05 Pending — LPRMLS
• 2025-04-26 Relisted — LPRMLS
• 2025-04-09 Pending — LPRMLS
• 2025-03-15 Relisted — LPRMLS
• 2025-03-15 Pending — LPRMLS
• 2025-01-14 Listed $100,000 LPRMLS