345 Barefoot Rd · Rockfish, NC 28306

$209,000

3 bd · 2.0 ba · 2,155 sqft · SingleFamily public records · 34 Days on market

Built 1995 1.15 ac lot Est $321k · 35% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on over an acre of pristine land, this 3-bedroom, 3-bathroom gem is a harmonious blend of comfort and elegance. Upon entry, you'll be greeted by soaring high ceilings that lend an expansive feel to the main living areas. The formal dining room is perfect for hosting gatherings. The first floor houses three inviting bedrooms, including a master suite with an en-suite bathroom. Upstairs, discover three versatile bonus rooms, ideal for a home office, play area, or relaxation space. Natural light floods this home, accentuating its warmth and charm. The well-equipped kitchen offers ample storage, making meal prep a breeze. Step outside onto the large private back deck, where you can relish in tranquility while overlooking the fenced-in backyard!

Key facts

• Large deck
• Finished bonus rooms
• Cathedral ceiling

Tags

• FINISHED BONUS ROOMS
• CATHEDRAL CEILING
• LARGE DECK
• CHICKEN COOP

Property features AI

Exterior

• Parking: Attached 2-car garage (2 covered spaces)
• Utilities: Public water; Septic tank / holding tank sewer
• Home design: Single-family residential; Two levels / 2 stories
• Construction: Frame and masonite construction
• Exterior features: Rain gutters; Deck; Covered front porch; Storm doors; Full perimeter fencing

Interior

• Kitchen: Refrigerator; Dishwasher; Free-standing electric range / Range; Microwave
• Bedrooms: Total rooms: 7
• Flooring: Hardwood; Laminate; Tile; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Cathedral and vaulted ceilings; Entrance foyer; Eat-in kitchen; Walk-in closets; Insulated windows; Factory-built fireplace (1)
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $71 ($857/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 $182k (12.9% below list).
• Recommended offer: $182k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.7% in Rockfish — 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 71/100 on livability (#108 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rockfish Hoke Elementary (math 54% / reading 53%, grade C, #335 of 1,410 statewide, top 24%, 627 students, 100% FRL); Sandy Grove Middle (math 32% / reading 44%, grade F, #251 of 475 statewide, top 54%, 645 students, 99% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 400 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 78% 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 $182,019 (12.9% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $321,095
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Purple Martin Pl	0.25mi	3/2.0	2,281 (+6%)	3mo	$310,000	$136	76
7290 Phillipi Church Rd	0.64mi	3/2.5	2,226 (+3%)	5mo	$355,000	$159	58
283 Bonney Ln	0.67mi	3/2.0	2,119 (-2%)	13mo	$316,500	$149	55
101 Pheasant Ct	0.33mi	4/3.0 (+1)	2,086 (-3%)	21mo	$304,000	$146	53
125 Traven Ct	0.63mi	3/2.0	2,113 (-2%)	18mo	$302,000	$143	52
256 Corsegan Rd	0.68mi	4/2.5 (+1)	2,076 (-4%)	4mo	$318,000	$153	52
145 Scaley Bark Dr	0.28mi	4/2.0 (+1)	1,928 (-10%)	21mo	$292,000	$151	47
120 Usher Ct	0.31mi	4/2.0 (+1)	1,905 (-12%)	21mo	$287,499	$151	44
128 Bonney Ln	0.63mi	4/3.5 (+1)	2,452 (+14%)	2mo	$334,900	$137	35
346 Falling Tree Rd	0.60mi	4/2.0 (+1)	1,850 (-14%)	20mo	$130,000	$70	27

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-33,108
• Equity at exit: $31,163

10-year hold

• IRR: -12.0%
• Equity multiple: 0.35×
• Total profit: $-37,879
• Equity at exit: $18,071

Cash invested: $58,520 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 400
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $71

Break-even live

Break-even rent $1,730

Max offer price $209,000

Occupancy floor 91%

Sensitivity live

Price	-10% $190	-5% $131	+0% $71	+5% $12	+10% $-47
Rent	-10% $-72	-5% $-1	+0% $71	+5% $143	+10% $215
Rate	-1.0pp $177	-0.5pp $125	base $71	+0.5pp $17	+1.0pp $-38

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Sparrow Dr Fayetteville, NC	3.0	2.0	1467	$1,650	$1.12	25d	1	0.25mi
3174 Lindsay Rd Raeford, NC	3.0	1.5	2015	$1,700	$0.84	15d	1	0.46mi
115 Zane Dr Raeford, NC	3.0	2.0	1754	$1,900	$1.08	25d	1	1.07mi
3264 Alforodo St Fayetteville, NC	4.0	2.5	2059	$1,875	$0.91	25d	1	1.37mi

Listing history 16 events

1. 2026-05-15
   status Pending
2. 2026-05-05
   price $209,000
3. 2026-04-29
   status Active
4. 2026-04-03
   status Pending
5. 2026-03-15
   listed $217,500 Active
6. 2023-12-12
   soldstatus $270,000
7. 2023-12-11
   soldstatus $270,000 Sold 758-char remark

   Show marketing remark (758 chars)

   Nestled on over an acre of pristine land, this 3-bedroom, 3-bathroom gem is a harmonious blend of comfort and elegance. Upon entry, you'll be greeted by soaring high ceilings that lend an expansive feel to the main living areas. The formal dining room is perfect for hosting gatherings. The first floor houses three inviting bedrooms, including a master suite with an en-suite bathroom. Upstairs, discover three versatile bonus rooms, ideal for a home office, play area, or relaxation space. Natural light floods this home, accentuating its warmth and charm. The well-equipped kitchen offers ample storage, making meal prep a breeze. Step outside onto the large private back deck, where you can relish in tranquility while overlooking the fenced-in backyard!

8. 2023-11-28
   status Pending 758-char remark

   Show marketing remark (758 chars)

   Nestled on over an acre of pristine land, this 3-bedroom, 3-bathroom gem is a harmonious blend of comfort and elegance. Upon entry, you'll be greeted by soaring high ceilings that lend an expansive feel to the main living areas. The formal dining room is perfect for hosting gatherings. The first floor houses three inviting bedrooms, including a master suite with an en-suite bathroom. Upstairs, discover three versatile bonus rooms, ideal for a home office, play area, or relaxation space. Natural light floods this home, accentuating its warmth and charm. The well-equipped kitchen offers ample storage, making meal prep a breeze. Step outside onto the large private back deck, where you can relish in tranquility while overlooking the fenced-in backyard!

9. 2023-11-02
   status Pending 758-char remark

   Show marketing remark (758 chars)

   Nestled on over an acre of pristine land, this 3-bedroom, 3-bathroom gem is a harmonious blend of comfort and elegance. Upon entry, you'll be greeted by soaring high ceilings that lend an expansive feel to the main living areas. The formal dining room is perfect for hosting gatherings. The first floor houses three inviting bedrooms, including a master suite with an en-suite bathroom. Upstairs, discover three versatile bonus rooms, ideal for a home office, play area, or relaxation space. Natural light floods this home, accentuating its warmth and charm. The well-equipped kitchen offers ample storage, making meal prep a breeze. Step outside onto the large private back deck, where you can relish in tranquility while overlooking the fenced-in backyard!

10. 2023-10-08
    listed $275,000 Active 758-char remark

    Show marketing remark (758 chars)

    Nestled on over an acre of pristine land, this 3-bedroom, 3-bathroom gem is a harmonious blend of comfort and elegance. Upon entry, you'll be greeted by soaring high ceilings that lend an expansive feel to the main living areas. The formal dining room is perfect for hosting gatherings. The first floor houses three inviting bedrooms, including a master suite with an en-suite bathroom. Upstairs, discover three versatile bonus rooms, ideal for a home office, play area, or relaxation space. Natural light floods this home, accentuating its warmth and charm. The well-equipped kitchen offers ample storage, making meal prep a breeze. Step outside onto the large private back deck, where you can relish in tranquility while overlooking the fenced-in backyard!

11. 2023-10-05
    historical $275,000 758-char remark

    Show marketing remark (758 chars)

    Nestled on over an acre of pristine land, this 3-bedroom, 3-bathroom gem is a harmonious blend of comfort and elegance. Upon entry, you'll be greeted by soaring high ceilings that lend an expansive feel to the main living areas. The formal dining room is perfect for hosting gatherings. The first floor houses three inviting bedrooms, including a master suite with an en-suite bathroom. Upstairs, discover three versatile bonus rooms, ideal for a home office, play area, or relaxation space. Natural light floods this home, accentuating its warmth and charm. The well-equipped kitchen offers ample storage, making meal prep a breeze. Step outside onto the large private back deck, where you can relish in tranquility while overlooking the fenced-in backyard!

12. 2016-10-18
    soldstatus $165,000 517-char remark

    Show marketing remark (517 chars)

    3 Bedrooms~2 HUGE Bonus Rooms~Huge Fenced Lot! Hardwoods in living areas, NEW carpet in bedrooms & bonus rooms. Nice kitchen! Corian counters, custom cabinets, pullout & rotating shelves. 3 bedrooms including master downstairs. Upstairs has half bath and 2 HUGE bonus rooms with closets! PLUS storage room upstairs 150 sq ft, easy access for big items. Big rear deck, 2010 hot tub & retractable awning are gifts. Great location! Rural yet convenient to Fay/Ft Bragg/Hope Mills. Hoke Taxes-USDA ELIG

13. 2016-10-18
    soldstatus $165,000

    Show marketing remark (517 chars)

    3 Bedrooms~2 HUGE Bonus Rooms~Huge Fenced Lot! Hardwoods in living areas, NEW carpet in bedrooms & bonus rooms. Nice kitchen! Corian counters, custom cabinets, pullout & rotating shelves. 3 bedrooms including master downstairs. Upstairs has half bath and 2 HUGE bonus rooms with closets! PLUS storage room upstairs 150 sq ft, easy access for big items. Big rear deck, 2010 hot tub & retractable awning are gifts. Great location! Rural yet convenient to Fay/Ft Bragg/Hope Mills. Hoke Taxes-USDA ELIG

14. 2016-10-18
    soldstatus $165,000

    Show marketing remark (517 chars)

    3 Bedrooms~2 HUGE Bonus Rooms~Huge Fenced Lot! Hardwoods in living areas, NEW carpet in bedrooms & bonus rooms. Nice kitchen! Corian counters, custom cabinets, pullout & rotating shelves. 3 bedrooms including master downstairs. Upstairs has half bath and 2 HUGE bonus rooms with closets! PLUS storage room upstairs 150 sq ft, easy access for big items. Big rear deck, 2010 hot tub & retractable awning are gifts. Great location! Rural yet convenient to Fay/Ft Bragg/Hope Mills. Hoke Taxes-USDA ELIG

15. 2016-08-08
    listed $175,900 517-char remark

    Show marketing remark (517 chars)

    3 Bedrooms~2 HUGE Bonus Rooms~Huge Fenced Lot! Hardwoods in living areas, NEW carpet in bedrooms & bonus rooms. Nice kitchen! Corian counters, custom cabinets, pullout & rotating shelves. 3 bedrooms including master downstairs. Upstairs has half bath and 2 HUGE bonus rooms with closets! PLUS storage room upstairs 150 sq ft, easy access for big items. Big rear deck, 2010 hot tub & retractable awning are gifts. Great location! Rural yet convenient to Fay/Ft Bragg/Hope Mills. Hoke Taxes-USDA ELIG

16. 2016-08-08
    listed $175,900

    Show marketing remark (517 chars)

    3 Bedrooms~2 HUGE Bonus Rooms~Huge Fenced Lot! Hardwoods in living areas, NEW carpet in bedrooms & bonus rooms. Nice kitchen! Corian counters, custom cabinets, pullout & rotating shelves. 3 bedrooms including master downstairs. Upstairs has half bath and 2 HUGE bonus rooms with closets! PLUS storage room upstairs 150 sq ft, easy access for big items. Big rear deck, 2010 hot tub & retractable awning are gifts. Great location! Rural yet convenient to Fay/Ft Bragg/Hope Mills. Hoke Taxes-USDA ELIG

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: +$310/yr (+$26/mo · 22.1%)

ⓘ 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) · 99% 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 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: $21,842
• − Mortgage interest: −$11,707
• − Property taxes: −$1,404
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$6,080
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,501/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Rockfish

• Score: 71/100
• State rank: #108
• US rank: #6802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockfish, NC
• County: Cumberland County · 265,314 people
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+18.8% since first listed

16 events — show timeline

• 2026-05-15 Pending — LPRMLS
• 2026-05-05 Price Changed $209,000 LPRMLS
• 2026-04-29 Relisted — LPRMLS
• 2026-04-03 Pending — LPRMLS
• 2026-03-15 Listed $217,500 LPRMLS
• 2023-12-12 Sold (Public Records) $270,000 Public Records
• 2023-12-11 Sold (MLS) $270,000 TMLS
• 2023-11-28 Pending — TMLS
• 2023-11-02 Pending — TMLS
• 2023-10-08 Listed $275,000 TMLS
• 2023-10-05 Coming Soon $275,000 TMLS
• 2016-10-18 Sold (Public Records) $165,000 Public Records
• 2016-10-18 Sold (MLS) $165,000 TMLS
• 2016-10-18 Sold (MLS) $165,000 LPRMLS
• 2016-08-08 Listed $175,900 TMLS
• 2016-08-08 Listed $175,900 LPRMLS

Property tax history

-0.9%/yr

Latest (2025): $1,404 · +0.0% YoY. Source: county tax records.