1082 Quail Meadow Dr · Fayetteville, NC 28314

$225,000

4 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 10 Days on market

Built 1990 0.30 ac lot Est $242k · 7% under

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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 +14.3/30.0
• ARV discount +10.6/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 4-bedroom, 2-bath residence offering 1,482 square feet of comfortable living space on a spacious 0.30-acre lot. Built in 1990, this well-maintained home combines practical living with important updates for peace of mind. Enjoy the benefits of a newer HVAC system installed in 2020 and a roof replacement completed in 2015. The functional floor plan provides ample space for family living, entertaining, or working from home. Outside, the generous lot offers plenty of room for outdoor activities, gardening, or future enhancements. Conveniently located and move-in ready, this property is an excellent opportunity for buyers seeking value, comfort, and key system updat

Key facts

• Spacious lot
• Roof replacement
• Newer hvac system

Tags

• NEWER HVAC SYSTEM
• ROOF REPLACEMENT
• SPACIOUS LOT

Property features AI

Finance

• Other: Living area reported as 1,482
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Built as a house (single level)
• Exterior features: Public-maintained road access; Lot approximately 0.3 acres (zoned SF15)

Interior

• Bedrooms: Four bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: No heating system listed; Central air conditioning
• Interior features: Carpet and luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $39 ($470/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 $183k (18.7% below list).
• Recommended offer: $183k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: E E Miller Elementary (math 28% / reading 43%, grade F, #817 of 1,410 statewide, top 58%, 625 students, 100% FRL); Anne Chesnutt Middle (math 22% / reading 42%, grade F, #317 of 475 statewide, top 68%, 443 students, 99% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 90% FRL vs 55% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 40 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).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate 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 $183,000 (18.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $241,566
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1036 Leslie Dr	0.35mi	3/2.0 (-1)	1,523 (+3%)	3mo	$242,000	$159	72
1128 Patrick Dr	0.39mi	3/2.0 (-1)	1,442 (-3%)	3mo	$188,500	$131	69
6982 Bostick Dr	0.45mi	3/2.0 (-1)	1,407 (-5%)	1mo	$229,000	$163	65
7546 Beverly Dr	0.63mi	3/2.0 (-1)	1,516 (+2%)	1mo	$231,000	$152	61
6718 Seaford Dr	0.39mi	3/2.0 (-1)	1,321 (-11%)	0mo	$226,000	$171	58
8801 Grouse Run Ln	0.46mi	3/2.0 (-1)	1,588 (+7%)	7mo	$239,900	$151	56
8021 Blaze Ct	0.42mi	3/2.0 (-1)	1,688 (+14%)	0mo	$284,900	$169	52
7870 Adrian Dr	0.71mi	3/2.0 (-1)	1,564 (+6%)	3mo	$226,000	$145	50
6720 Saint Julian Way	0.62mi	3/2.0 (-1)	1,313 (-11%)	1mo	$220,000	$168	46
7900 Judah Ct	0.65mi	3/2.0 (-1)	1,363 (-8%)	6mo	$225,000	$165	46
1205 Crossbend Ct	0.68mi	3/2.0 (-1)	1,318 (-11%)	0mo	$250,000	$190	45
1295 Arailia Dr	0.55mi	3/2.0 (-1)	1,282 (-14%)	3mo	$200,130	$156	44

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-33,827
• Equity at exit: $33,548

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-25,669
• Equity at exit: $19,454

Cash invested: $63,000 (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: 435
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $39

Break-even live

Break-even rent $1,780

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $167	-5% $103	+0% $39	+5% $-25	+10% $-88
Rent	-10% $-105	-5% $-33	+0% $39	+5% $111	+10% $184
Rate	-1.0pp $152	-0.5pp $96	base $39	+0.5pp $-19	+1.0pp $-78

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Kingscote Dr Fayetteville, NC	4.0	2.5	1566	$1,945	$1.24	25d	1	0.20mi
5346 Greystoke Pl Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	25d	1	0.24mi
1113 Oakstone Dr Fayetteville, NC	4.0	2.5	1760	$1,750	$0.99	25d	1	0.27mi
1820 Shady Knoll Ln Fayetteville, NC	3.0	2.5	1798	$1,850	$1.03	15d	1	0.32mi
1108 Patrick Dr Fayetteville, NC	3.0	2.0	1132	$1,800	$1.59	25d	1	0.34mi
910 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	25d	1	0.36mi
905 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	25d	1	0.36mi
892 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	25d	1	0.39mi
7820 Loxley Dr Fayetteville, NC	3.0	2.0	1842	$1,650	$0.90	25d	1	0.40mi
2051 Heathcote Dr Fayetteville, NC	4.0	3.0	1840	$2,000	$1.09	25d	1	0.41mi
6758 Seaford Dr Fayetteville, NC	3.0	2.0	1284	$1,450	$1.13	25d	1	0.45mi
7874 Barfield Dr Fayetteville, NC	3.0	2.0	1406	$1,600	$1.14	25d	1	0.47mi
1161 Patrick Dr Fayetteville, NC	3.0	2.5	1750	$1,750	$1.00	25d	1	0.50mi
1215 Patrick Dr Fayetteville, NC	3.0	2.5	1760	$1,795	$1.02	25d	1	0.52mi
604 Bangor Ct Fayetteville, NC	3.0	2.0	1464	$1,600	$1.09	25d	1	0.53mi
7891 Uriah Dr Fayetteville, NC	3.0	2.5	1800	$2,800	$1.56	25d	1	0.56mi
1328 Butterwood Cir Fayetteville, NC	3.0	2.0	1302	$1,395	$1.07	25d	1	0.57mi
6824 Saint Julian Way Fayetteville, NC	3.0	2.5	1591	$1,850	$1.16	25d	1	0.57mi
1267 Exeter Ln Fayetteville, NC	3.0	2.0	1228	$1,545	$1.26	15d	1	0.59mi
7895 Burwell Dr Fayetteville, NC	3.0	2.0	1250	$1,575	$1.26	25d	1	0.60mi
1690 Clairborne Dr Fayetteville, NC	4.0	2.0	1486	$1,900	$1.28	15d	1	0.62mi
1274 Arailia Dr Fayetteville, NC	3.0	2.0	1230	$1,575	$1.28	25d	1	0.63mi
7817 Laura Ann Ct Fayetteville, NC	3.0	2.0	1161	$1,950	$1.68	15d	1	0.68mi
1305 Kershaw Loop #219 Fayetteville, NC	3.0	2.0	1414	$1,490	$1.05	25d	1	0.68mi
4918 Yorkchester Dr Fayetteville, NC	3.0	2.5	1589	$2,100	$1.32	25d	1	0.72mi
6794 Saint Julian Way Fayetteville, NC	3.0	2.0	1345	$1,800	$1.34	25d	1	0.74mi
7805 Gallant Ridge Dr Fayetteville, NC	3.0	2.0	1434	$1,550	$1.08	25d	1	0.75mi
7807 Rosewood Ave Fayetteville, NC	4.0	2.0	1600	$1,575	$0.98	25d	1	0.76mi
6764 Saint Julian Way Fayetteville, NC	3.0	2.0	1216	$1,775	$1.46	25d	1	0.77mi
1324 Kershaw Loop #206 Fayetteville, NC	3.0	2.0	1401	$1,495	$1.07	15d	1	0.78mi
9329 Castle Falls Cir Fayetteville, NC	3.0	2.0	1040	$1,495	$1.44	15d	1	0.87mi
7311 Bass Dr Fayetteville, NC	3.0	2.0	1220	$1,495	$1.23	25d	1	0.87mi
9330 Castle Falls Cir Fayetteville, NC	3.0	2.0	1120	$1,600	$1.43	23d	1	0.88mi
1549 Laurel Oak Dr Fayetteville, NC	3.0	2.0	1644	$1,900	$1.16	15d	1	0.91mi
5317 Nessee St Fayetteville, NC	3.0	2.0	1570	$1,885	$1.20	23d	1	0.94mi
6837 Woodmark Dr Fayetteville, NC	3.0	2.0	1450	$1,700	$1.17	15d	1	0.96mi
4811 Cellner Dr Fayetteville, NC	2.0–3.0	2.0	1100	$1,375	$1.25	15d	5	0.98mi
6901 Woodmark Dr Fayetteville, NC	3.0	2.0	1300	$1,550	$1.19	15d	1	1.04mi
5101 ParcStone Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1029	$1,755	$1.71	15d	12	1.12mi
6903 Flying Cloud Ln Fayetteville, NC	3.0	2.0	1353	$1,500	$1.11	25d	1	1.22mi

Listing history 8 events

1. 2026-06-21
   days on market $225,000 Active 10 DOM
2. 2026-06-18
   days on market $225,000 Active 7 DOM
3. 2026-06-17
   days on market $225,000 Active 6 DOM
4. 2026-06-16
   days on market $225,000 Active 5 DOM
5. 2026-06-15
   days on market $225,000 Active 4 DOM
6. 2026-06-14
   days on market $225,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $225,000 Active 1 DOM

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$251/yr (+$21/mo · 15.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $21,960
• − Mortgage interest: −$12,603
• − Property taxes: −$1,594
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$6,545
• Taxable loss: −$3,422
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $1,291/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

1 event — show timeline

• 2026-06-11 Listed $225,000 TMLS

Property tax history

+6.3%/yr

Latest (2025): $1,594 · +34.2% YoY. Source: county tax records.